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LC Paper No. CB(1)649/00-01(02)

AGREEMENT NO. CE40/98STUDY ON SOUTH EAST NEW TERRITORIES DEVELOPMENT STRATEGY REVIEW

DRAFT RECOMMENDED DEVELOPMENT STRATEGY - A SUMMARY

1. INTRODUCTION

1.1 Background

The Territorial Development Strategy Review (TDSR) completed in 1998 has set out thestrategic planning context for the South East New Territories (SENT) sub-region. According tothe Final Executive Report of the TDSR, the strategic growth of the SENT sub-region is to beconfined to Tseung Kwan O New Town with the rest of the area proposed for conservation andrecreation uses with residential developments, mostly low density, only at suitable locations.

Within this context, the main objective of the Draft Recommended Development Strategy (RDS)is to formulate an up-to-date planning and development framework for SENT to year 2016 andbeyond, comprising:

• A Draft Recommended Land Use Framework;

• A Draft Tourism and Recreation Framework; and

• A Draft Landscape and Conservation Framework.

The Draft RDS results from a study process comprising: a review of baseline conditions, ananalysis of constraints and opportunities, the generation and evaluation of Initial DevelopmentOptions, the preparation of a Preferred Development Strategy (PDS), the testing of this PDS in anumber of technical impact assessments, and, the preparation of the draft RDS. Publicconsultation has been an integral part of the study process and two public consultation forumshave been convened so far, the first to gather initial views on the study methodology and keyissues and the second to seek opinions on the Initial Development Options. A final round ofpublic consultation is to be held in December 2000 to gauge opinion on the Draft RDS prior tofinalisation of the Strategy.

1.2 Vision and Planning Themes

The overall vision for the South East New Territories is to enhance the sub-region as the "LeisureGarden of Hong Kong" by:

• promoting conservation;• enhancing visitor attractions; and• achieving a sustainable level of development.

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Within this vision, five planning themes are promoted by sub-area:

• Tseung Kwan O - New Town Development;

• Sai Kung Town and Ho Chung - Tourist Gateway, Market Town, and Mixed RecreationCorridor;

• Clear Water Bay - Research, Water-based Recreation and Housing;

• Kau Sai Chau and High Island – Sports and Recreation; and

• North East Sai Kung and Other Islands - Conservation.

1.3 Tseung Kwan O New Town

The mutually supportive and supplementary relations between the Tseung Kwan O New Townand the rest of the Study Area are well recognised in preparing the draft RDS.

The Feasibility Study for Intensification and Extension of Tseung Kwan O New Town hasconfirmed the feasibility of accommodating 520,000 persons in TKO. Subject to further detailedstudies, recent preliminary assessments carried out by various Government departments indicatedthat by extending the reclamation down to the Cross Bay Link, 560,000 persons could beaccommodated. This population level has been taken into account in the preparation of this RDS.

The draft RDS has taken into account the population build-up, the industrial development and thetransport infrastructure provision in Tseung Kwan O New Town. It aims to enhance the linkagesbetween the new town and the rest of the Study Area in terms of transportation, recreation andtechnological development. Specific proposals comprise the concept of linked technologicaldevelopment nodes, extension of the beaches at Clear Water Bay and the strengthening of publictransportation from Tseung Kwan O New Town to the rest of SENT. These will be furtherelaborated in the following paragraphs.

1.4 Key Features

The key features of the Draft RDS are highlighted in Table 1 below.

Table 1: Major Components of the Draft Recommended Development Strategy

Planning Area Housing Tourism/Recreation/Conservation/Research/Technology Development

1 Sai Kung Town/ ShaKok Mei/ Pak Kong

• Village development

• Low density housing inurban fringe obsolete area

• Medium density housing atSai Kung Town industrialarea and existing CDAsites at Sai Kung Town

• Gateway Centre at Sai Kung Townfor information and services,enhanced parking facilities andtransport hub (potentially includinghotel development)

• Local streetscape improvement andenhancement of Sai Kung Town

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Planning Area Housing Tourism/Recreation/Conservation/Research/Technology Development

Area 4 waterfront.

• Protection/enhancement of Sai KungOld Town "cultural zone" andspecifically the Tin Hau Temple as acultural heritage site

• Enhancement of Lions’ NatureEducation Centre

• Land-based recreation at Pak Kong –potential site for horticulture andleisure agriculture activities

• Provision of supporting services andfacilities for leisure fisheries

2 Ho Chung • Village development

• Low density housing inurban fringe obsolete area

• Low density housing alongHiram’s Highway

• Extension of Ma On Shan CountryPark to cover areas of conservationvalue

• Land-based recreation at Ho Chung –potential site for parks of naturalthemes and leisure agricultureactivities

• Protection/enhancement of Che KungTemple as a cultural heritage site

• Parking spaces and tourist facilities

3 Hebe Haven • Village development • Water sports centre/base and touristfacilities at coastal area

• Mangrove protection at Hebe Havenand Nam Wai

• Shore-based and water-based leisurefisheries activities

4 Tseng Lan Shue/Silverstrand

• Village development

• Low density housing inurban fringe obsolete area

• Medium density housing atTai Po Tsai

• Marine research centre with visitorcentre near HKUST

• Technology development node atHKUST conceptually linking toTseung Kwan O Industrial Estate

5 Tai Mong Tsai/High Island

• Village development • Protection/enhancement of SheungYiu and Tung A Tin Hau Temple ascultural heritage sites

• Enhancement of visitor centre andparking facilities at Pak Tam Chung

• Holiday camp cum water sports atFormer High Island Detention Centre

• Water sports activities at High IslandReservoir

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Planning Area Housing Tourism/Recreation/Conservation/Research/Technology Development

• Education and research facilities atTai Long Wan.

• Mangrove protection at Wong ChukWan, Tsam Chuk Wan, Pak TamChung and Wong Yi Chau

6 Kau Sai Chau/ KiuTsui Chau/ OutlyingIslands

• Golf and/or other land-basedrecreation facilities with conservationinterest at Kau Sai Chau South

• Water sports centre/base andresort/holiday accommodation atSharp Island.

• Shore-based and water-based leisurefisheries activities

7 Clear Water Bay/Tung Lung Chau

• Village development • Protection/enhancement of Tai MiuWan Tin Hau Temple, RockInscription at Joss House Bay, TungLung Chau Rock Carving and TungLung Chau Fort as cultural heritagesites

• Potential artificial beach as ClearWater Bay Beach extensions to meetthe recreation need of TKO NewTown

• Leisure link concept for long-termconnection between Clear Water BayBeach area with Tseung Kwan O

• New Country Park on Tung LungChau

Water Area • Inshore water recreation at coastalarea of Port Shelter, around Kau SaiChau, Sharp Island and Tai TauChau, and between Jin Island andBluff Island

• Potential Site for Marine Park at PortShelter

• Potential Marine Conservation Areaat coastal area(-10mPD) around HighIsland/Tai Long Wan and 3 non-anchoring points around Long KeWan, Bluff Island and Sharp Island.

• Proposed Fisheries Protection Areain water around

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Planning Area Housing Tourism/Recreation/Conservation/Research/Technology Development

Transport Arrangement

• Additional capacity along Hiram’s Highway

• High speed ferry service for visitors from Metro Area

• Environmentally friendly transportation between Sai Kung Town and Ho Chung

• Environmentally friendly transportation between Sai Kung Town and High Island

• Strengthening of the public transport between TKO and Clear Water Bay

• Cycle route between Ho Chung and Sai Kung Town as opportunities arise

• Promotion of walking as a sustainable transport mode and adoption of pedestrianisation wherefeasible (predominantly Sai Kung Town).

2. DRAFT RECOMMENDED LAND USE FRAMEWORK

2.1 Overall Approach

The draft Recommended Land Use Framework essentially consolidates the existing planningframework without promoting significant additional growth. In the majority of the sub-region,the emphasis is essentially on enhanced conservation and the promotion of tourism and recreationactivities. High-density residential development is to be confined to Tseung Kwan O New Townwith medium density development focused at Sai Kung Town and Tai Po Tsai, and elsewhere aconsolidation of planned low-density and village development areas. Specific rezoning isrecommended to resolve particular land-use conflicts or to promote rural upgrading.

2.2 Specific Components

Existing Land Use Maintained

Totally 8,000 ha (approx.) of existing Country Park, Sites of Special Scientific Interest, SpecialArea and conservation areas as designated on statutory town plans and Country Park plans aremaintained in the development strategy. Approximately 810 ha of developed area, mainlyincluding the existing village, housing, industrial and commercial developments in Sai KungTown, Tseng Lan Shue, Tai Po Tsai and Clear Water Bay, will remain unchanged.

New Country Park & Landscape Protection Area

Around 400 ha of the non-development area are recommended as Country Park Extension andnew Country Park. They are located along the fringe of Ho Chung valley and on Tung LungChau. To upkeep the conservation and landscape value of the sub-region, more than 1,300 ha ofconservation and landscape protection area is designated to contain the existing and proposeddevelopment.

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Tourism and Recreation

More than 400 ha of land are considered suitable for provision of recreation and tourist facilities.They are mainly located at Sai Kung Town, the Sai Kung/Ho Chung corridor, High IslandReservoir and former Detention Centre, Kau Sai Chau South, and Clear Water Bay. Many ofthese locations and the coastal waters are potential areas for leisure agriculture and fisheriesactivities. Development of these activities would create new recreation opportunities, helppromote tourism, which in turn generate job opportunities for the local community.

Technology Development

A linked technological development node concept is envisaged in the Area. The Tseung Kwan OIndustrial Estate and the reclaimed land to its south are identified as a potential ground fortechnological development and production. It is conveniently linked to the Hong KongUniversity of Science and Technology, which emerges to be a favourable base for technologicaldevelopment as well as marine research.

Village Development

Approximately 172 ha of village zone area in the existing town plans and village environs areidentified as potential village development area to meet the village house demand up to year 2016.

Housing Development

About 12 and 24 ha of undeveloped land are designated respectively for low and medium densityhousing developments mainly following the planned provision of existing town plans.Additional residential site (2 ha) is identified in Sai Kung Industrial Area to facilitaterestructuring of the locality. 60 ha of urban fringe obsolete area are identified for upgrading.Low-density residential development is allowed in the area to attract effort from private sector toupgrade the area.

Land Use Budget

The proposed land use budget for the Study Area (excluding Tseung Kwan O New Town) is asfollows. Please note that the figures indicated below are subject to further review, which will befurther presented in Draft Final Report.

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Table 2 Land Use Budget for SENT (excluding Tseung Kwan O)

Land Uses Area (ha) %

Existing UsesExisting Country Park, Sites of Special ScientificInterest, Special Area, Conservation Area, Green Belt

8,068 71.4

Developed Area 813 7.2Proposed UsesNew Country Park/Country Park Extension 407 3.6Conservation and Landscape Protection Area 1,326 11.7Village Development 172 1.5Medium-density Housing 26 0.2Low-density Housing 72 0.6Recreation and Tourism Uses 404 3.6Additional District G/IC Requirement 15 0.1

Total 11,303 100.0

2.3 Population and Visitors

With the proposed residential development and the envisaged village development, the StudyArea excluding Tseung Kwan O New Town will accommodate about 103,000 persons in 2016(Table 3). This represents a modest increase of 6,600 persons when compared with the plannedpopulation of 91,200 persons allowed on the current town plans by 2016. The populationcapacity is subject to transport, environmental and infrastructural limits and the implementationof the possible improvement works.

The total population in the Hong Kong territory will increase to 8.2 million by 2016 inaccordance with the latest projection carried out by the Census and Statistics Department.Incorporating a natural local visitor growth of 1.2 million pro-rata with the territorial populationgrowth, and an additional visitation of 0.55 million generated from the proposed new facilities,the local visitor attendance will increase from 5.4 million per year (1998 figure) to 7.15 millionper year.

The Hong Kong Tourist Association has assumed that an average annual growth rate of 6% canbe achieved for international and mainland visitor to Hong Kong in the coming future. Byapplying the same rate to the natural growth of SENT international and mainland visitor andadding on a gateway generated growth of 80,000 visitor per year, the international and mainlandvisitor attendance will increase from 58,000 per year (1998 figure) to 243,000 per year by 2016.

The estimated increase of population and visitor will generate about 15,000 additional job spacesin addition to the existing 24,000 employment in the area.

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Tseung Kwan O New Town will accommodate up to 520,000 persons by 2016 and will providea total of about 119,000 job places. Scope for population increase to 560,000 would be examinedin further feasibility study.

Table 3 Population for SENT (excluding Tseung Kwan O) in 2016

Planning Area TPU Population (2016) 823* 4,400822 14,000825 6,000826 8,600827 4,700

1 Sai Kung Town/Sha Kok Mei/Pak Kong

828 4,7002 Ho Chung 823* 10,900

821 2,7003 Hebe Haven 823* 5,800

4 Tseng Lan Shue/ Silverstrand # 831 18,900811 4,800812 200815 3,700

813* 2,200

5 Tai Mong Tsai/ High Island

823* 400 813* 2006 Kau Sai Chau/Kiu Tsui Chau/

Outlying Islands 814 07 Clear Water Bay/ Tung Lung Chau 832 11,100

Total 103,000 (about)* TPUs covered by more than one planning area

# A population figure of 21,800 persons (+2900 person) in Tseng Lan Shue/ Silverstrand (TPU 831) isadopted in the Sewerage Impact Assessment (SIA) to match the population assumption of HKUST’sdevelopment taken by DSD in sewerage design. In this regard, a total population of 105,800 is presented inthe SIA instead of 103,000.

2.4 Transportation

Strategic Links

The SENT sub-region is strategically linked with the rest of the territory through the TseungKwan O New Town via the Tseung Kwan O Tunnel joining to Kwun Tong district of theKowloon Peninsula, the planned Western Coast Road to Lei Yue Mun/ Yau Tong and the futureMTR Tseung Kwan O Extension to the Metro Area, and Ma On Shan via Sai Sha Road.

Major Roads

Two major external road links for the sub-region are Sai Sha Road joining to Ma On Shan of theNENT and Clear Water Bay Road joining to Choi Hung of the Metro Area.

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Hiram’s Highway and Clear Water Bay Road are the two major internal roads for the Study Area.Road widening work is under construction along the section of Hiram’s Highway between NamWai and Clear Water Bay Road. A project for widening of the section of Hiram’s Highwaybetween Nam Wai and Ho Chung is under the planning stage and is scheduled for completion in2005. Upon completion of these widening works in 2005, the critical section will be shifted tothe corridor between Sai Kung Town and Ho Chung. According to the traffic impact assessmentconducted for the present Study, this corridor will have to be enhanced to provide additional roadcapacity for the envisaged developments. The form of enhancement should be subject to furtherstudy.

The traffic flow along the southern section of Clear Water Bay Road should be maintained at arelatively low level to preserve the natural and scenic character in the area.

Public Transport

To improve the usage of public transport in the SENT, including that for the future tourismactivities, additional public transport services should be introduced to improve connections withmajor rail services of urban areas. This will also improve environmental quality, discourage theuse of cars and help to relieve the future road congestion and parking problems in the study area.

The completion of the MTR Tseung Kwan O Extension and the Ma On Shan Rail system in 2004will provide easier access to the urban areas for commuters in Tseung Kwan O and Sai Kung.The introduction of new shuttle services which are convenient, accessible and affordable betweenthe new rail station/terminus, and the major development areas in SENT will be highly desirable.

Most of the existing bus routes are still operating with relatively long headways with excesscapacities to accommodate the future traffic demand. A couple of existing GMB routes (betweenSai Kung Town-Choi Hung and Hang Hau-Tui Min Hoi) are now operating at or close tocapacity during weekdays or weekends. These routes are capable of conversion into franchisedbus operations in the near future. The conversion will provide additional carrying capacities andreduce bus traffic on the roads. The other mini-bus routes should also be closely monitored toensure a reasonable level of service is maintained. In the main it is expected that public transportservice improvements in terms of either provision of new connections and/or capacity increasewill likely be required on the major travel corridors along Sai Sha Road, Tseung Kwan O Tunnel,Hiram’s Highway and Clear Water Bay Road before 2016.

Gateway Concept & Parking Facilities

The concept of a gateway for the SENT Study is to provide a focal point for tourist and recreationactivities. Inclusion of a transportation hub is an essential element of a gateway centre. Itprovides adequate parking facilities, public transportation and connection to environmentallyfriendly modes of transport to encourage parking and changing traffic modes at selected touristsand recreation points. These ‘park and enjoy’ facilities minimise the parking requirement atindividual recreation and tourist nodes, and reduce traffic volume along the scenic routes, andpreserves the natural character of the general area.

Though single gateway centre at Sai Kung Town is proposed in the strategy, the "park and enjoy"element of the gateway concept is maintained and proposed in a number of critical spots in the

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Study Area. These include Ho Chung (Gate to Sai Kung/Ho Chung corridor), Tseung Kwan Oand Pak Tam Chung (expansion of current facilities to serve the adjacent country park and theproposed recreation development at the former Detention Centre). Restricted vehicular access tothe country park is maintained at Pak Tam Chung.

Environmentally Friendly Transportation

Environmentally friendly transportation (EFT) is promoted in SENT. The integration of thefuture EFT and existing modes within the transportation system in the study area is subject todetailed study with a view to maintaining a balanced transportation system in meeting differentdemand as well as enhancing the amenity and recreation values involved. The provision of suchconvenient and enjoyable transport system is essential in promoting the recreational use of thearea.

In Tseung Kwan O, MTR system has been adopted as the backbone of mass transportation in thenew town. EFT is also proposed to serve the Sai Kung/Ho Chung corridor and to link with PakTam Chung and the High Island Reservoir. Ancillary facilities e.g. LPG filling station willprobably be needed.

A long-term proposal for a ‘leisure link’ linking Tseung Kwan O and Clear Water Bay Beacharea may be possible pending the resolution of feasibility and implementation issues. A touristand recreational attraction aside, the leisure link may also provide an alternative environmentallyfriendly connection between Tseung Kwan O South and Clear Water Bay.

Cycling, Walking and Trail Improvement

The draft RDS recognises the importance of promoting cycling and walking as sustainabletransport modes. For this reason, cycle routes are proposed between Ho Chung and Sai KungTown and within Sai Kung Town. The draft RDS also proposes that pedestrianisation be pursuedwithin Sai Kung Town, particularly at the areas abutting the waterfront to encourage alfrescodining.

Walking trail is the only means of connection to the remote areas at the outer Country Park. Thetrail improvement will form an essential part in the following tourism, recreation, landscape andconservation frameworks. It also provides connections to the more remote villages in thesefringe areas (e.g., Long Ke, Sai Wan, Tai Long).

Ferry/Kaito Service

A high-speed ferry service is proposed for recreational purposes to link Sai Kung Town directlyto the Metro Area. It is recommended that the origins at Metro Area should be located withintourist area and is well connected to existing or planned mass transport system. One possiblelocation is Heng Fa Chuen.

Existing kaito service should be rationalised, rescheduled and extended to meet the increasingrecreation demand. Transportation need of remote villages with sea access (e.g. Ma Nam Wai,Yim Tin Tsai, Pak Lap, Pak A, Tung A, Tai She Wan) should be taken into account in schedulingthe kaito services involved.

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2.5 Infrastructure

Drainage Impacts and Mitigation Measures

The main drainage impact will arise from an increase in surface runoff due to the increase inpaved area accommodating housing or other developments. Appropriate drainage facilitieswould need to be provided to cope with the additional runoff, especially at areas withinfloodplains, so that the drainage performance would not be worsen.

Drainage improvement proposals for existing streamcourses and channels are being investigatedunder the Stormwater Drainage Master Plan Study in Sai Kung, East Kowloon and SouthernLantau (SKDMP). Preliminary recommendations of drainage improvement works have beenproposed by the study consultants and are being considered by the Government. Constructionworks have tentatively been scheduled to commence in 2006 and be completed by 2010.

Filling to above flood level is required for the proposed developments at low-lying areas, wherecurrent land use is mainly agricultural with some scattered structures. Flooding problems and theassociated mitigation measures at these areas are being examined in the SKDMP Study. Forfloodplains inside the study boundary of SKDMP, the design of improvement works to theexisting channels or watercourses would need to cater for the additional runoff after development.Upon completion of the proposed drainage improvement works, subject to the recommendationsof SKDMP, filling and site formation for developments within the floodplain areas could ingeneral commence, up to above the specified minimum site formation levels provided that thereare no existing isolated low-lying village houses in the vicinity. No housing development hasbeen proposed in floodplains outside the study area of SKDMP.

For other areas of proposed developments, the surface runoff from the development will bedischarged to the adjacent existing channel/watercourse or a sea outfall if it is near the coast.Improvement to the existing channel/watercourse is required if their capacities are exceeded butthis will not pose insurmountable constraints to the proposed developments.

Sewage Treatment and Disposal

The recommended sewerage strategy is formulated based on the current Port Shelter SewerageMaster Plan (PSSMP), which is being implemented as the Port Shelter Sewerage Project (PSSP).Under the original PSSMP, flows from Tseng Lan Shue will be discharged to the existing EastKowloon system via a trunk sewer at New Clear Water Bay Road. Sewage from Tai Po Tsai willbe discharged via the sewage tunnel at HKUST to the existing TKO sewerage system. Sewagefrom Silverstrand, Mang Kung Uk and northern Clear Water Bay Peninsula will be pumped todischarge by a gravity sewer at Hang Hau Road into the TKO system. It is envisaged that thedesign capacities of these trunk sewers would not be exceeded by the project flow upondevelopments under the RDS. To cope with the future increase of population in the Port Shelterarea, the capacity of the existing and planned sewerage system in the area will need to be furtherassessed and upgraded. Detailed study should be carried out to ascertain the impact on theexisting and planned capacity of the trunk sewers and branch sewers for conveying the sewageflow generated from the population increase.

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It is envisaged that the current designed upgraded capacity of SKSTW would be adequate to copewith the proposed 2016 population under the RDS developments, without violating the WaterQuality Objectives of the Port Shelter waters. Further population growth beyond 2016 wouldneed close monitoring as its feasibility will be constrained by both the STW capacity and the totalpollution loads in the Port Shelter water.

The impacts on major pumping stations have been preliminarily assessed. The proposed SaiKung Area 4 Sewage Pumping Station under PSSP Stage 3 works (currently under detaileddesign) would need to be upgraded and extra land would be required in order to cope with theproposed developments under the RDS. The pumping stations at Mang Kung Wo Road and PakWai near Ho Chung are under detailed design. As the projected 2016 flow under RDS willmarginally exceed their capacities under design, the additional flow should be allowed in thedetailed design. To cope with populations upon ultimate development beyond 2016, expansion ofsewage pumping stations at Mang Kung Wo Road, Pak Wai near Ho Chung and Tai Wan wouldbe required. Further review on the land and environmental issues for the pumping stations wouldbe necessary.

Fresh and Flushing Water Supplies

Potable water supply to the rural SENT is presently provided by Pak Kong Water TreatmentWorks (PKWTW), and is used in the interim for flushing purpose in the area. The WTW isconsidered adequate to cope with the increased fresh water demand upon developments in 2016.

An assessment on the hazards and risks associated with the handling and use of chlorine at thePKWTW is being finalised by WSD. Comparing the population and employment assumptions inthe assessment with the RDS in the Consultation Zone (CZ), there is no net increase in thepopulation and employment. Hazard assessment would be required for further developmentwithin the CZ.

An extension of both Pak Kong Au Fresh Water Service Reservoir and Tai Po Tsai Fresh WaterService Reservoir will be required, potential sites of which have been identified in adjacent areas.Associated supply and distribution mains of these service reservoir extensions will need to be laidalong Tai Mong Tsai Road, Clear Water Bay Road and Hiram’s Highway. New water supplysystem will be required for the proposed recreational developments at High Island area, thefeasibility and cost effectiveness of which will need to be investigated and confirmed in futurestudy.

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3. DRAFT RECOMMENDED TOURISM AND RECREATION FRAMEWORK

3.1 Overall Approach

The following development themes are proposed for tourism and recreation development inSENT:

• Nature (Eco)-Tourism• Cultural (Heritage)-Tourism• Sports and Leisure• Education and Interpretation

In view of the dispersed geographic locations of the existing attractions, facilities and resources, agateway centre strategy is proposed as the driving concept for the tourism and recreationdevelopments in SENT. It addresses firstly the hierarchical and spatial relationship betweennodes/clusters and the wider region, and secondly the need for a marketing focus amidst thediversity of tourism/recreation resources as well as the existing and potential source markets.

3.2 The Gateway Centre

Sai Kung Town will be the primary nodal point and gateway for the SENT region. A full-fledgedgateway centre is proposed at Sai Kung Town and will be developed as an attraction on its ownright. Major facilities such as visitor information, exhibition and display space, local tour andticketing office, hotel and overnight accommodation reservation service, souvenir shops,cafeteria and restaurants are proposed at a gateway centre complex to be accommodated in alandmark architecture at a prominent waterfront location. The existing 2-storey carpark inPlanning Area 4, upon redevelopment, would be an appropriate location for the proposedgateway centre complex.

The gateway centre development will integrate with a public transport terminus for bothconventional public transport and Environmentally Friendly Transport (EFT) and incorporateparking, gathering space cum open-air performance venue, and supporting facilities such as toilet,equipment hire and storage.

Situated at the waterfront location, the gateway centre will also integrate with hotel developmentto provide overnight accommodation facilities. The design of the hotel development will besympathetic with the locality and the natural environment. Pedestrian connection in the form ofenhanced waterfront promenade/boardwalk incorporating open-air cafés will be provided tointegrate the gateway centre development with the old town centre where local attractions will bedeveloped.

Additional entry points to the SENT sub-region are also proposed through other secondary nodelocations including Ho Chung and Pak Tam Chung. They provide a more local access to thediffering parts of SENT and a clear and distinct identity to the feature areas to the visitor with asimplicity of understanding and orientation. A low-key visitor centre with the provisions ofvisitor signage and information and other supporting facilities is considered sufficient to meet therequirements.

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3.3 Potential Tourism/Recreation Areas

Land-based

Ho Chung - The wooded hill slopes in the valley (some lie outside Country Park) have highdocumented ecological importance and are considered appropriate to be protected by anextension of the Ma On Shan Country Park. Provisions like nature trail could be incorporated asCountry Park facilities for recreation and education. The valley floor is mostly occupied byabandoned farmland. Its natural and secluded setting and tranquil environment are suitable forland-extensive park with natural theme or garden-type development e.g. botanical garden,education farm and arboretum. Since the abandoned farmland in the area is well served with vantracks, footpaths and irrigation facilities, it has good potential for leisure agriculture development.Two organic cum leisure agriculture farms are being set up in the area and Agriculture, Fisheriesand Conservation Department [AFCD] is providing technical assistance to these farms toimprove their essential infrastructure. Potential is also available for the enhancement of the sitesof cultural and heritage significance in the place, notably the vibrant Che Kung Temple and aproposed visitor centre to provide information and supporting facilities and serve as a gateway tothe attractions in the valley.

Sai Kung Town and Reclamation Area - The existing Sai Kung Town is a vibrant transport andcommercial hub of the region. Opportunities are available to further enhance its gatewayfunctions and make itself an attraction by the introduction of the gateway centre complex toprovide parking facilities, commercial outlets (preferably of local flavour), waterfront activities,event venues and arts and cultural activities. The existing reclamation area offers the opportunityspace for these potential facilities.

It could also serve as hub for EFT to the remote country park area, and island hopping tour andcruise to the outlying islands. Provision of supporting facilities, e.g. hiring of boats, shops forbait and fishing equipment, etc. would contribute to leisure fisheries activities. Overnightaccommodation is considered necessary at such gateway location to serve visitors who make SaiKung Town as a base and spend one or two days in the region. Land is already reserved at theexisting reclamation area for hotel accommodation.

Sai Kung Old Town and Waterfront - The winding streets in the old town characterise the oldfishing village settlement of Sai Kung ("cultural zone"). Developing them into pedestrianisedprecincts, with streetscape improvement scheme, the area provide a natural setting for shortheritage walk and safe environment for a range of shopping street activities. Façade upgrading ofthe vernacular buildings, if possible, could add interest and local flavour to thepedestrianised/shopping precinct.

The pedestrianised precinct could also be extended to the waterfront area as themes or alfrescodining to capitalise on the attractions of the thriving seafood restaurants and the typhoon shelter.Upgrading potential include local streetscape improvement along the waterfront as initiated bythe Hong Kong Tourist Association and the former Provisional District Board. Incorporation of amarina could contribute to the ambience of the area but would have to be subject to a detailedfeasibility Study before being taken forward.

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Pak Kong - There are already sporadic horticulture practices in the area, especially alongHiram’s Highway. There is opportunity to upgrade it to a specialised corridor forhorticultural/marketing gardening and leisure agricultural facilities to optimise the potential ofabandoned agricultural land without undermining the rural character of the area. Suchhorticultural corridor could capitalise on and be packaged with the Lions’ Nature EducationCentre for a themed leisure and recreation area.

Potential is also available for roadside café and other low-key commercial outlets to serve thevisitors. Other supporting facilities like parking and lay-bys are considered necessary to servethe need of the Lions’ Nature Education Centre as well.

Landfill Site in Tseung Kwan O - The after-use of the SENT landfill site could be developed asa recreation hub for the urban population in Tseung Kwan O New Town in very long term. Thesite is currently zoned Open Space on the statutory Outline Zoning Plan. Being adjacent to theClear Water Bay Country Park, the site also provides opportunities for educational facilities inrelation to environment and conservation. Hi-tech and interpretative types of facilities may bemore appropriate for its urban setting.

Kau Sai Chau - Potential is available for a logical southward extension of the existing publicgolf course to make available for more golf-related facilities. It has also been reported that KauSai Chau supports wildlife of conservation interest. The future recreation uses should give dueconsideration to the possible integration with conservation efforts. Since the area was previouslywithin the firing range, clearance of unexploded bombshells is a must for future use of theremaining part of the island.

Pak Tam Chung - Opportunities are identified to enhance the existing Sheung Yiu FolkMuseum into a full-fledged attraction by employing modern and innovative presentation. Moreinterpretative and interactive facilities are expected to arouse more interest among the visitors.The enhanced folk museum could be integrated with the existing Pak Tam Chung Country ParkVisitor Centre and the proposed water sport centre at the former High Island Detention Centresite as a major attraction node.

Country Park Areas - There is scope for improving facilities in the Country Park to ensuresafety to the visitors and to encourage wider utilisation. There is need to provide better walkingnetwork, signage, shelter and emergency rescue facilities. Measures to prevent and combat hillfires should be upgraded. There is need to devise waste management plan to ensure a cleanenvironment to the visitors. Other supporting facilities like water supply, toilet, and campgroundcould be provided to encourage outdoor recreation activities like hiking and camping.

Shore/Water-based

Hebe Haven - In view of its waterfront location, Hebe Haven provides a logical land-basedsupport area for various water sports and leisure fisheries activities. The existing uses likeboatyards are considered functionally compatible and could be further encouraged to serve theincreasing water sports and recreation activities in Hebe Haven and Sai Kung Town. Additionaleating-out areas and leisure fisheries facilities can be provided to enhance the attractiveness ofthe place to visitors.

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High Island Reservoir and Former Detention Centre - Water sports and recreation iscompatible to this waterfront site and its neighbouring Chong Hing Water Sports Centre. Thestunning views it commands, extensive flat land available and scenic setting make it anappropriate location for holiday camp, which according to the types of target visitors, couldincorporate appropriate facilities, particularly water sports related, enhancing it as a destinationon its own right. The site also offers opportunity for other outdoor recreation activities such asbarbecuing. It could help to meet the strong demand from local visitors for such facility, andalleviate part of the nuisance to the residential area during holiday resulting from theresidential/recreation interface along Tai Mong Tsai Road (e.g. barbecue pits and residentialdevelopment on both sides of the road).

As a new ‘entrance’ to the wilderness area of the country park, it could be a nodal pointincorporating a visitor centre. It will serve various gateway functions and offer such facilities astourist information, EFT (from Sai Kung Town), stop for island hopping/cruise, and scenic toursand routes in Country Park.

There is potential to open up the High Island Reservoir for non-polluting water sports andrecreation. The calm water with the considerable size of the water surface offers an excellentalternative to the existing water area in Inner Port Shelter, where conflict between water sportsand recreation, water-borne traffic and fishing activities is not uncommon.

Clear Water Bay – The two beaches in Clear Water Bay are among the most popular ones inHong Kong with over more than two million visitors annually. To meet growing demand, asouthward extension to provide an artificial beach is proposed. A concept of a “leisure link” isproposed for long-term connection between this new recreation node with Tseung Kwan O Southfor enhanced pedestrian movement.

Inshore Water Recreation Area - The water areas of the Study Area are used by various marinetraffic and recreational uses. There are already existing leisure fisheries activities such as squidfishing being carried out in the area. There is a need to ensure safety for different users bydefining water zones and fairway. To enhance the recreational use of the water areas, there is aneed to ensure water quality, regulate fishing activities, upgrade pier facilities and protect coastalconservation interest and geological formation. Inshore water recreation areas are identified atTsam Chuk Wan, Sha Ha, the coastal strip extending from Hebe Haven to Silverstrand, ClearWater Bay, and Sharp Island. The proposed establishment of a Fisheries Protection Area in theSai Kung and Port Shelter area by the AFCD would help conserve the fisheries resources in thenatural environment and enhance the attractiveness of the area for leisure fishing activities. Awater sport centre is also proposed at Sharp Island as a base to serve various water sports andrecreation activities in Inner Port Shelter.

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3.4 Access and Transportation

Environmentally Friendly Transportation

Road-based EFT modes are proposed to be the primary carriers for recreational and tourismpurposes in the SENT area. In the main, it includes air pollution free vehicles e.g. battery carproviding shuttle and tour services for the scenic route between Sai Kung Town and Pak TamChung/Yuen Ng Fan. The marketing and operation could also be packaged to cater for the self-guided tour/do-it-yourself (DIY) travellers. It is proposed that consideration should be given tointroduce and promote similar modes with larger capacity e.g. electric/clean diesel bus along thestretch of Hiram’s Highway between Ho Chung and Sai Kung Town to minimise the use ofprivate cars and to better utilise the congested road space.

Safe, attractive and interesting cycling routes are also proposed along the scenic route to allowcycling experience to the travellers. The routes could be planned wherever possible to reachattractions away from the main roads. The cycle track provision between Sai Kung Town and HoChung is considered deserving priority to encourage the use of EFT.

Parking Facilities

Provision and enhancement of parking facilities are proposed at four strategic locations to meetthe needs of additional visitors, namely Pak Tam Chung, Sai Kung Town, Ho Chung and, in thelong term (depending on the feasibility of the leisure link), recreation development area inTseung Kwan O. The first three are points of embarkation for EFT. In particular, Sai KungTown is proposed to be the gateway centre where parking facilities are, among others,fundamental and integral components. It also serves as the primary intercept to traffic from bothMa On Shan and urban Kowloon.

Ferry Route for Tourists

Dedicated ferry services for tourists are proposed from the Victoria Harbour to Sai Kung Town.The water route is more than an alternative access to road transport. The stunning contrast whenplying across one of the world’s busiest harbour into the pleasant waters of SENT could itself bepackaged as a tourist experience. It would be a one-hour trip on catamaran or other similar high-speed ferry. Intermediate stop could be provided at Heng Fa Chuen to capitalise on the MTRstation and other tourist attractions such as the Lei Yue Mun Museum of Coastal Defences.Further linkage to the Hong Kong Disneyland at Penny’s Bay could be a long-term option.

Island Hopping /Cruise

Within the Sai Kung waters it is proposed to upgrade, consolidate and rationalise existing kaitoservices into dedicated island hopping route operated under regular schedule to allow reliable anduser-friendly services for cruising and travelling. It could be a circular route based at Sai KungTown, plying around the Inner Port Shelter and Rocky Harbour and stopping at islands/ locationswith major attractions and facilities whereby travellers stop at one place could easily hop on thenext destination. It is proposed that the basic route would cover Sharp Island, Kau Sai Chau,

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Wong Yi Chau, former High Island Detention Centre, Tung A and Shelter Island. Islands in therough waters could also be part of the route when weather conditions allow.

Day Pass Facility

It is proposed that day pass would be an appropriate and convenient facility to serve and facilitatethe frequent travellers within the SENT Sub-region given the disperse locations of the attractionsand the multi-transport modes available. Duration of validity of the pass could be one-day, ortwo-day to cater for travellers who stay overnight. As a marketing tool, consideration could alsobe given to extend the coverage of the facility whereby access to/usage of attractions/venuescould be allowed to day pass holders.

Walking Trails

Hiking and strolling is popular in the SENT countryside. To further promote such sports,improvements of walking trails (e.g. signage, viewing spots) are proposed. In particular, it issuggested to consolidate two walking loops in the area, one around High Island Reservoir (withPak Tam Chung as the major entry point) and another linking Sai Kung Town and Ho Chung.

3.5 Accommodation Facilities

It is proposed that the major accommodation facilities in SENT should predominantly be of lowkey and associated with recreation development. The existing stock and planned expansionprovided by voluntary and non-profit making organisations should continue to be the majorsource of overnight accommodation serving the majority of the visitors to SENT.

There is potential to provide hotel accommodation at Sai Kung Town as an integral element ofthe gateway centre complex. Sharp Island and the former High Island Detention Centre siteprovide other potential locations for overnight accommodation. The supply of othercommercially operated overnight accommodation such as bed and breakfast, village house typehostel is expected to be largely market dependent.

In the long run, the adaptive re-use of historical or heritage building for overnightaccommodation should be considered.

3.6 Events and Festivals

Major events and activities in SENT are related to traditional Chinese festivals (Dragon BoatFestival, Birthday of Tin Hau), local events and festivals (Seafood Galore, InternationalSculpture Competition), and sports events and competition (yacht tournaments, Trailwalker).There has also been a proliferation of organised arts and cultural activities in the region, most ofwhich are associated with the Hong Kong University of Science and Technology.

It is proposed that continuous promotional efforts should be made to tie in these various eventsand activities with different attractions in SENT at alternate period of the year to allow visitorparticipation and to make SENT an all-year visitor destination. The proposed gateway centrecomplex and various visitor centre, where people gather and take a rest, would be appropriatevenues for holding various activities and events. Potential of the HKUST as a major activity

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venue should also be further explored to capitalise on its available resources and to enhance itslinkage with the Sub-region.

4. DRAFT RECOMMENDED LANDSCAPE AND CONSERVATIONFRAMEWORK

4.1 Overall Approach

The Draft RDS highlights the types and scale of development proposed in the SENT region withthe intention of promoting local and international visitors. It will also ensure that the existingnatural environment, which is the region's key feature and attraction, will be preserved andadequately protected.

In order to achieve the requirements of the Draft RDS from a both a development perspective andan environmental protection perspective, a landscape and conservation framework has beendeveloped. This will provide a basis for visitors to the Sub-region to experience the existing andproposed developments / enhancements in a legible and systemic manner to maximise the visitorpotential and enjoyment in the Sub-region.

Thus, the objective of the Landscape and Conservation Framework is:

‘To provide a framework within which places, spaces, activities and visual qualities within theSub-region are arranged and connected in an appropriate and cohesive manner’.

This objective comprises a series of goals, which together formulate the Strategy:

• enhancement of the overall SENT Sub-region, retaining its character and identity;• conservation of its high quality landscape;• utilisation of the natural setting for sustainable and non-damaging development;• maintaining a sense of place and prevention of urban sprawl;• creation of a series of clusters or nodes of interest linked by logical transport connections;• sustainability of landscape framework, i.e. no adverse effects to the environment; and,• developing a legible pedestrian network.

As such, the Landscape and Conservation Framework comprises physical enhancements to theexisting landscape, improvements to the visitor access and facilities and statutory measures toextend protection of the natural environment.

4.2 Landscape

This Study has highlighted the SENT Sub-region as an area of outstanding natural landscape,particularly in the context of the Hong Kong SAR as a whole. This is reflected both from theextensive areas that are designated as Country Parks, and by the number of visitors to the Sub-region.

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The Landscape and Conservation Framework seeks to enhance the tourist / recreationalcapabilities in SENT by utilising and protecting this natural environment and heritage as keyattractions and providing connections between them. In order to achieve this there are several keyfactors including providing a logical series of clustered attractions and nodes, the improvement ofinformation available to visitors and accessibility. These are realised by creating points of focus,such as establishing Sai Kung Town as an entrance to SENT, improving such elements as signageand enhancing pedestrian access and facilities. All recommendations would be undertaken with aregard for high quality urban design, integration with the local vernacular and not to result indetrimental effects to the landscape.

4.3 Terrestrial Conservation

The terrestrial ecology studies identified resources of significant local and in some cases SAR-wide conservation interest. These resources were predominantly woodlands, freshwater wetlands,mangroves and streams and their dependent species, though other sites such as isolated rockyislands were also highlighted where they supported flora and fauna of importance. The studyfocused on those resources not already well protected by the Country Park system or othereffective conservation measures. The Landscape and Conservation Framework highlights theseimportant resources and makes preliminary recommendations on approaches to conserving them.Key recommendations include the extension of the Ma On Shan Country Park to cover morecomprehensively the important woodlands of the upper Ho Chung Valley, and designation of aCountry Park on Tung Lung Chau. These recommended actions are predicted to contributesignificantly to the sustainability of SENT's terrestrial ecology and incidentally to the landscape,recreation and tourist value of SENT.

The Study also highlighted resources of conservation importance lying in the Area of Concern,especially on north Sai Kung Peninsula. As they are outside the Study Area, no detailedinvestigation has been conducted. Specific actions for their conservation, if any, would requirefurther study.

4.4 Marine ConservationTwo major proposals are made in respect of marine conservation, i.e., a Potential Marine Park atPort Shelter and a Potential Marine Conservation Area at the coastal areas (-10mPD) along HighIsland/Tai Long Wan and around Kau Sai Chau, Bluff Island and Sharp Island. These areas ofthe sea adjacent to the coastline support some of the best marine life in Hong Kong. To maintaina healthy marine environment these areas should be protected from harm. Anchor damage bypleasure craft to corals has been identified as being of particular concern. Anchorage at coralsites is considered undesirable from both marine conservation and vessel safety points of view.The best means to avoid anchor damage to corals is through education and publicity. Educationof boat operators and other potential users on coral protection and conservation is suggested.Locations where good corals are identified should be promulgated so that anchoring on themcould be avoided. Consideration should be given to establish non-anchoring points at coastalwaters off Long Ke Wan, Sharp Island West and Bluff Island to better protect coral in these areas.The proposed establishment of a Fisheries Protection Area in the Sai Kung and Port Shelter areaby the AFCD would help conserve the fisheries resources and enhance the attractiveness of thearea for leisure fisheries activities. The development of leisure fisheries would provide an

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alternative livelihood to the local fishermen and may help reduce the pressure of commercialfishing on the fisheries resources.

4.5 Heritage Conservation

The approach to heritage conservation in SENT will focus on protecting and enhancing groups ofimportant sites such as:

• Sai Kung Town Tin Hau Temple;• Che Kung Temple;• Sheung Yiu and Tung A Tin Hau Temple; and• Tai Miu Wan Tin Hau Temple, Rock Inscription at Joss House Bay, Tung Lung Chau Rock

Carving and Tung Lung Chau Fort.

For designated projects under the Environmental Impact Assessment Ordinance (Cap. 499), apartfrom other requirements, proper heritage impact assessments/archaeological investigationsagreed with AMO should be conducted prior to project commencement.

City Planning Consultants Ltd.November 2000